Planning Commission

Cookeville Planning Commission Minutes December 13th, 2021 Rescheduled from December 27th, 2021 The Cookeville Planning Commission met on Monday, December 13th, 2021, at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. MEMBERS PRESENT: Jim Cobb, Chad Gilbert, Judy Jennings, Lauren Metts, Jim Stafne, Kay Starkweather & Jim Woodford. MEMBERS ABSENT: Leslie Sullins & Eric Walker. STAFF MEMBERS PRESENT: Jon Ward, Christopher Phillips, Ken Young & Haley Dickson. STAFF MEMBERS ABSENT: James Mills OTHERS PRESENT: Betsy Scarsisbrick, Lindsay Pride ESTABLISHMENT OF QUORUM: Chairman Stafne announced that a quorum was present for the meeting. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Kay Starkweather made the motion to approve the agenda as submitted. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF NOVEMBER 22ND, 2021. Jim Woodford made the motion to approve the minutes of November 22nd, 2021. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION THE PRELIMINARY PLAT OF HIGHBURY SUBDIVISION, 147 LOTS LOCATED ON NEAL STREET & EAST VETERANS DRIVE. REQUEST SUBMITTED BY CHAD GILBERT OF PUTNAM CONTRACTING SERVICES, LLC ON BEHALF OF JARED SMITH & JEANETTE GAW. Jon Ward stated that Mr. Chad Gilbert with Putnam Properties, on behalf of Jared Smith and Jeanette Gaw, has submitted for approval a preliminary plat for Highbury Subdivision, a 147-lot single-family cluster development located on Neal Street and East Veterans Drive. Analysis: The subject property is identified as a portion of Tax Map 066, Parcel 032.00 and contains approximately 18.81 acres. The property is zoned CG, “General Commercial” as are the adjacent properties to the east, south, and west. The adjacent properties to the north are zoned CR, “Regional Commercial.” Section 222.3A of the Zoning Code stipulates single-family detached cluster developments are allowed in the CG zone as a use permitted on review, subject to the submission of a plat in accordance with the Cookeville Subdivision Regulations. The development consists of 146 single-family detached building lots and the construction of three (3) private streets and installation of utilities. New five (5) foot wide ADA compliant sidewalks will be required along Neal Street and East Veterans Drive. New four (4) foot wide sidewalks will be constructed along each side of the new streets that will be constructed, with single connections to proposed sidewalks to East Veterans Drive and Neal Street. The remaining lot consists of common area and is not a building lot. Three (3) new private streets are proposed as Belfair Street, Meridian Street, and Corsair Way. Corsair way will provide access off Neal Street and ingress/egress will be restricted to right-in/right- out. Meridian Street will provide access off East Veterans Drive. Belfair Street will connect Meridian Street and Corsair Way. Meridan Street extends approximately 1,080 feet from the intersection with Belfair Street, and ends in a cul-de-sac, with 81 cluster homes proposed along this segment of the private street. Belfair Street extends approximately 730 feet from the intersection with Corsair Street and also terminates in a cul-de-sac with 41 cluster homes along this segment of the private street. Article V, Section J of the Subdivision Regulations restricts dead-end streets to 1,200 feet in length, Cookeville Planning Commission 2 December 13th, 2021 or twenty (20) lots, whichever is less, unless specifically authorized as a variance by the Planning Commission. Relative to the number of units, Highbury is proposed as a Cluster Development, which is not a traditional single-family detached development. The developer must submit grading, drainage, and street construction plans to Public Works. Public Works also notes the horizontal curve radius of Meridian Street exceeds the minimum 150 feet and suggests the developer apply for a variance. Upon consultation with Public Works, the minimum radius requirement is applicable to speed limits of 30 miles per hour and is not an issue at lesser speeds. The developer does plan to restrict speed to less than 30 miles per hour. Signage should be installed to reflect the appropriate design speeds. Public Works also has concerns with how the developer will handle grading at the northwest corner of the adjacent Cappo Management property. Water Quality Control notes that the current design of the development should allow all meters to have at least 20 PSI while the fire hydrant is flowing. Meters are not normally allowed above 1150’ Elevation, but the development is situated adjacent to the water tank. The engineer for the development may do calculations that show the increased elevation will still have adequate pressure. If calculations show that all lots will have adequate pressure at the meters (a minimum pressure of 40 PSI) but will not have adequate pressure at the top floor of the dwelling, there must be a note that those lots without adequate pressure will require a booster pump. Public water will connect to the existing 12-inch water line located in the East Veterans Drive right-of-way and should also connect to the eight (8) inch water line located in the Neal Street right-of-way. Private sewer will connect to the existing eight (8) inch gravity sewer main also located in the Neal Street right-of-way. The developer must submit state approved water plans to the Department of Water Quality Control for review and approval prior to construction. Water Quality Control has agreed to allow the water line to be installed in the center of one (1) of the travel lanes, which will allow one (1) lane to remain open for a necessary water line repairs. The final plat and the HOA agreement must include a note regarding property restoration as required by Water Quality Control for maintenance and repairs of the water line. Existing fire hydrants are located on Neal Street and East Veterans Drive and the construction of four (4) new fire hydrants is depicted on the plat. All dwelling units will have 303D residential sprinkler systems. The Electric Department requires six (6) feet of separation from all other utilities. All transformers and SEC boxes must be sited per CED requirements. The developer must install all lighting two (2) feet behind sidewalks. A 10-foot utility or other adequate easement will also be required by the Electric Department. All utilities must be shown on the plat and the Cookeville Electric Department will provide the utility layout. All electrical services must be placed on the front or front corner of all dwellings. The Gas Department states that gas is available for the development, if requested. The Planning Department notes that under current zoning, this property could accommodate 327 total units by right. The developer is proposing 146 units including the common area, or 44.6 percent of the total units allowed. There are concerns with the grading for this development. The Subdivision Regulations require local street grades to be a maximum of 10 percent, and the Planning Commission may allow up to 12 percent if there are topographic or other special conditions. The plat depicts areas within the proposed development limits of the site with grades of up to 18 percent. The developer has indicated they will achieve a maximum seven (7) percent grade within the proposed private street and parking areas. The developer has advised that Scott Nicholson with CES is in the process of preparing all required engineering plans for the development including stormwater drainage features after the plat is considered by the Planning Commission. A dumpster will be sited on the property for trash pick-up. All common areas, sewer, and other infrastructure improvements will be maintained by a Homeowner Association Agreement that will be required upon final plat recording. No portion of the subject Cookeville Planning Commission 3 December 13th, 2021 property is in a Special Flood Hazard Area according to the Flood Insurance Rate Maps for the area,nor is there any indication of Sinkhole Retention Areas according to the available GIS data. The developer must coordinate Centralized Delivery Unit locations with the United States Postal Service. Recommendation: Approval of a variance to the minimum curve radius exceeding 150 feet, subject to speed limit signage reflecting the appropriate design speed as approved by Public Works and approval of the plat subject to the following:  Plat shall be revised to add typical street cross section  Plat shall be revised to depict utilities per Public Works  Plat shall be revised to depict stormwater detention and stormwater facilities per Public Works  Developer must schedule a pre-construction meeting with all the appropriate city departments  Developer must submit a roadway plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical road section, subgrade, base width, asphalt width, and 3:1 maximum slope  Developer shall submit grading plans including drainage plans, storm water detention and water quality upon request to the Department of Public Works  Developer must coordinate dumpster location for trash pick-up with Public Works  Developer must submit state approved water plans to the Water Quality Control Department  Developer must submit calculations showing adequate water pressure or provide note stating booster pumps will be necessary  Developer shall submit plans for the installation of underground electric per the Electric Department design requirements  Developer shall provide all conduit for underground communications, CAD files, and electrical layout plan to Frontier Communications  Developer shall provide all utility easements as required by the Electric and Water Quality Control Departments  Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Jim Cobb asked if the booster water pump is for domestic water or sprinkler pressure. Jon Ward stated that the booster pump meets the PSI (40 PSI) and the sprinkler system is compliant either way. Kay Starkweather asked if developers have used booster pumps on any other developments before. Jon Ward stated that he will have to review other plans and he believes that with the proximity to the water tank, that the pressure will be sufficient. Jim Cobb asked since the streets are private, if the police have any jurisdiction on enforcing the speed limit. Jon Ward stated that the speed limit signs will be a suggestion and the streets will be treated as a parking lot since parking will be on both sides of the road. Jim Woodford asked if there is a common area for additional parking. Jon Wards stated that the proposed parking spaces exceed the requirement. The developers have not finalized the number of bedrooms in each of the dwelling units but there was a surplus on the Cookeville Planning Commission 4 December 13th, 2021 preliminary plat for additional parking. The number of parking spaces will be finalized when the number of bedrooms are finalized. Keith Lilly, who lives on South Maple Avenue, stated that the photo in newspaper listed number of dwellings. Mr. Lilly is concerned with the traffic that this development will create. He states that traffic is already busy on the intersection where this development is going. He believes that since more people will be living in that area, he wants to make sure all of sidewalks and bike paths will be implemented from the 2019 Pedestrian & Bicycle Plan to help keep people off the road. Mr. Lilly asked if traffic signals have been thought of for the intersection of where this development will connect to East Veterans Drive since traffic often gets backed up on that road. Jon Ward stated that single-family development doesn’t typically cause high traffic volumes and we haven’t seen problems that far west on East Veterans Drive. Mr. Lilly stated that he is in favor of development, but he wants to make sure the 2019 Pedestrian & Bicycle Plan is thought of during the construction. Jim Cobb made the motion to approve the request submitted by staff. Jim Woodford seconded the motion and the motion carried unanimously. Votes: Jim Cobb – aye, Chad Gilbert – abstain, Judy Jennings – aye, Lauren Metts – aye, Jim Stafne – aye, Kay Starkweather – aye & Jim Woodford – aye. CONDITIONAL APPROVAL. Study Items: (1) Consider for study the rezoning of 5250 Tennessee Avenue (Tax Map 064 Parcel 032.00) from RS-20 (Single-Family Residential) to CI (Commercial-Industrial Mixed Use). Request submitted by Curtis Williams. Kay Starkweather made the motion to approve the request submitted by staff. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. Staff Reports: (1) Minor Plats Approved & Recorded:  West Cookeville Subdivision, two (2) lots located at 555 & 559 West Broad Street – Gregory Cooper  Walter Whitson Carlen Jr. Combination Plat, one (1) lot located at 357 & 369 Hughes Street – Walter Whitson Carlen, Jr. ADJOURNMENT: 6:11 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _________________________________ Haley Dickson Jim Stafne, Chairman Planning Assistant Cookeville Planning Commission